Updated September 2026
Twenty-four units, three floor plans, and two sales in the last year at $190,000 and $257,500. We value your condominium from your plan's own sales, its condition and the association file, in writing, at no cost. Call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Quail Cove condominium in The Forest has recently been worth about $190,000 to $260,000, depending mostly on which of its three floor plans it is, its condition and what the association’s budget shows. The Southwest Florida MLS counts only 2 Quail Cove closings in the 12 months to September 23, 2026, at $190,000 and $257,500, and 9 closings in the full 48-month pull, from $190,000 to $370,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, queried September 2026)
Quail Cove is 24 two-bedroom, two-bath condominium units in three two-story buildings of eight on Forest Boulevard, all finished in 1982, and Lee County records them in three sizes: 1,538 heated square feet at every unit numbered x01 and x04, and 1,381 or 1,372 at the others. What your unit is worth starts with which of those plans you own. The buildings, the association, the flood map and daily life are covered in full on our Quail Cove at The Forest guide, and the whole gated community is on our The Forest community guide. This page is about the number, and how we arrive at it for your unit. If you are ready to sell, read how we sell Quail Cove homes; if you are buying, read our Quail Cove buyer guide.
Two Quail Cove units closed in the 12 months to September 23, 2026: a Building 2 unit of the smallest plan at $190,000 in January 2026, after 405 days on market at 84.44% of its final list price, and a Building 2 unit of the largest plan at $257,500 in June 2026, after 68 days at 95.72%. Two sales are not a market rate, so we list them rather than reduce them to one average, and we say plainly that Quail Cove has one of the thinnest resale records inside The Forest’s gates.
Quail Cove’s nine MLS sales of the full 48-month pull ran from $137.58 to $227.56 per square foot of MLS living area. Two things drive that spread: the plan, because a 1,538 square foot unit and a 1,372 square foot unit are different products, and the moment of the sale, because the three 2024 sales and the two 2026 sales were made in different markets. Condition, updates and the association’s finances do the rest.
We use every Quail Cove closing in the Southwest Florida MLS since September 2022, the 13 priced deeds on Lee County’s parcel roll over the same four years and its 2026 values, the two units listed for sale today, your unit’s own plan, condition and permits, and the association’s budget, reserves and 2025 repaving record. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every figure in your valuation carries its source and date.
The fastest route is the valuation form on this page, which takes about a minute: tell us your building, your plan, your unit’s condition and updates, and your timeline, and Jesse follows up with a written opinion of value. You can also call Jesse McGreevy direct at (239) 898-6072 or use our free home valuation request. Buying instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
McGreevy and Comisar should value your Quail Cove condominium because the valuation is built from every Quail Cove closing in the Southwest Florida MLS over four years, checked unit by unit against Lee County’s parcel roll and its recorded deeds, and priced plan by plan, by two partners who are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Those are career numbers across Lee and Collier County. If you are comparing teams across the city before you choose who values your unit, our guide to the best real estate agents in Fort Myers sets them side by side on the public record.
Domain Realty, our brokerage, closed 856 transaction sides in Fort Myers in the 60 months to October 5, 2026, $443.4 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. On this page you will find the whole market: 9 MLS closings over four years, the county’s recorded deeds beside them, and the two listings for sale today, each with its source and date.
Jesse McGreevy writes it, from the MLS closings, the county record and your unit’s own documents, and Marc Comisar walks the unit when an in-person look will change the number. Nobody hands your valuation to an assistant or a software template. Reach Jesse at (239) 898-6072.
With 2 closings in the last 12 months across 24 units, and 4 in the 12 months before that, there is no pool of recent comparables for a buyer or an appraiser to lean on. In an association this small, the next Quail Cove sale becomes the comparable for every neighbor who sells after you, and the two 2026 sales are already the ones a buyer’s appraiser will read first. A valuation that is right the first time is worth more here than almost anywhere else inside the gates.
This valuation page gives you the number. Our seller page, how we sell Quail Cove homes, covers marketing, negotiation, costs and the two estoppels. If your home is elsewhere inside the gates, start with what a home in The Forest is worth, which applies the same method to every recorded neighborhood, or read selling a home in The Forest and buying a home in The Forest. Neighbors have their own valuation pages: Partridge Place, Fairway Woods at The Forest, The Heron at The Forest, Waters Edge at The Forest and Sparrowood.
These are the facts that decide most Quail Cove prices, each drawn from the Southwest Florida MLS pulled September 23, 2026, the Lee County parcel roll and recorded deeds, FEMA’s flood map, Lee County’s development orders or Florida statute, and each repeated with its source further down this page. Read them before you read any online estimate of your unit.
A Quail Cove condominium is valued by starting from Quail Cove’s own closed sales, weighted toward the most recent, placing the unit in its floor plan and building, reconciling MLS and county square footage, grading condition and openings, reading the budget, reserve and repaving file, adjusting older sales for time, checking the county’s deeds, and testing the result against the listings inside The Forest’s gates.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and recorded deeds, queried September 2026)
The first comparables are Quail Cove’s own closings, because no other building group in The Forest shares its plans, its Forest Boulevard address or its association. The two sales of the last 12 months, $190,000 and $257,500, carry the most weight. The seven earlier sales, from $285,000 in December 2023 to $370,000 in April 2024, tell us how high the range has run, not where the market sits today.
Every Quail Cove building repeats the same layout: units 101, 104, 201 and 204 are the 1,538 square foot plan on the county roll, units 102 and 103 are 1,381 square feet, and units 202 and 203 are 1,372. Six of the nine MLS sales were of the large plan and three of the smaller two. The plan tells us which sales to lean on first, and it is the difference between a $190,000 sale and a $257,500 sale in the same year.
The county’s figure is heated area measured to the appraiser’s standard. MLS listings for Quail Cove have entered living areas from 1,381 to 1,776 square feet, and on eight of the nine sales the MLS figure was larger than the county’s, by as much as 238 square feet on a 1,538 square foot unit. We report both and compute price per foot on the MLS figure, because that is what a buyer’s agent and an appraiser see, but we never let a generous listing figure make a unit look cheaper per foot than its neighbor of the same plan.
After more than 40 years of owner updates, finish is the largest variable inside one plan. Kitchens, baths, flooring, a den or enclosed lanai, and the air conditioner separate the top of Quail Cove’s range from the bottom as much as timing does. We grade finish against the Quail Cove units that actually sold, not against a generic Fort Myers renovation index.
Quail Cove’s buildings were finished in 1982, before the first statewide Florida Building Code took effect on March 1, 2002. Lee County’s permit file shows window, shutter and door permits at all three buildings since 2021, so many units have already answered a buyer’s first insurance question. Replaced windows, sliding doors and shutters, with permits and a wind-mitigation report, are credited; which openings belong to the owner and which to the association is set in the declaration, so we read it before we credit anything.
Quail Cove is outside the milestone and reserve study laws, but it is not outside the budget. Florida requires every condominium budget to carry reserves for roof replacement, building painting and pavement resurfacing, and at a two-story building the owners may vote to fund less. In 2025 the association rebuilt its parking under a county development order. Whether that was paid from reserves or by special assessment, and whether anything is still owed, is in the association’s records and on the estoppel certificate, and we read it before we set a price, because a buyer will.
A buyer underwrites two association layers, Quail Cove Condominium Association and The Forest’s master association, and neither publishes its fee. Those facts are the same for every unit, so they set the building’s level rather than your unit’s place in it, but at 24 units Quail Cove is not required to post its records online, and a missing budget or estoppel at launch costs days on market.
Quail Cove’s closed sales span a repricing. The three 2024 MLS sales ran $360,000 to $370,000; the three 2025 sales, all in February and March, ran $299,000 to $365,000; the two 2026 sales ran $190,000 and $257,500. A 2024 sale is not a 2026 comparable without a time adjustment, and the $370,000 April 2024 sale was a peak, not a ceiling.
Lee County’s roll carries four priced Quail Cove deeds from 2022 and 2023 that never appeared as MLS closings, and one 2025 sale whose deed price was $15,000 below its MLS sold price. We read both records, because an appraiser may.
On September 23, 2026 the MLS showed two Quail Cove listings, both in Building 2, asking $299,900 and $247,500 after 261 and 282 days, and two Partridge Place units at $174,000 and $179,000. Your number has to make sense to a buyer standing in all four.
Quail Cove condominiums sold twice in the 12 months to September 23, 2026, at $190,000 in January 2026 and $257,500 in June 2026, for $447,500 in closed volume, per the Southwest Florida MLS. The two ran $137.58 and $145.81 per square foot of living area, 84.44% and 95.72% of list, and 405 and 68 days on market.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Closed | Building | County plan (heated sq ft) | Beds and baths (MLS) | Living sq ft (MLS) | Final list | Sold | $/sq ft | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|---|
January 2026 | 2, 16679 Forest Boulevard | 1,372 | 2 bed plus den, 2 bath | 1,381 | $225,000 | $190,000 | $137.58 | 84.44% | 405 |
June 2026 | 2, 16679 Forest Boulevard | 1,538 | 2 bed plus den, 2 bath | 1,766 | $269,000 | $257,500 | $145.81 | 95.72% | 68 |
Source: Southwest Florida MLS Matrix, closings dated September 24, 2025 to September 23, 2026, pulled September 23, 2026; building from the street address, plan from the Lee County parcel roll. Price per square foot is each sale’s price divided by its MLS living area, and sale-to-list is each sale’s price divided by its final list price.
Both sales came from Building 2, and they bracket the two ends of Quail Cove’s plan range. The smaller unit, 1,372 heated square feet on the county roll, waited 405 days and closed $35,000 under its final list price. The larger unit, 1,538 square feet on the roll and listed at 1,766, closed in 68 days, $11,500 under its list. The simple average of the two sale-to-list ratios is 90.08% and of the two market times 236.5 days, by our arithmetic, and both are descriptions of two sales, not a market rate.
Neither sale closed at or above its final list price. The record holds the final list price, not the original one, so a long market time can hide earlier reductions. The 84.44% sale of January 2026 was the deepest discount to final list of all 30 condominium and villa closings in The Forest over the same 12 months, by our arithmetic on the Southwest Florida MLS.
The 12 months before this window, September 24, 2024 to September 23, 2025, recorded four closings, $299,000 to $365,000, two of them at full price, and the 2024 calendar year three closings at $360,000 to $370,000. The two sales of the last 12 months sit well below both. Two sales cannot measure the size of the move, and one of them was the smallest plan, but the direction is plain.
Lee County’s parcel roll records 13 priced deeds at Quail Cove from September 24, 2022 to September 23, 2026. Matched to the MLS by unit, nine are the nine MLS closings and four never appeared as MLS closings, all in 2022 and 2023: $160,000 in December 2022 and $220,000 in March 2023 on the same 1,381 square foot unit, $247,000 in April 2023 on a 1,538 square foot unit, and $307,500 in August 2023 on a 1,381 square foot unit. None fell in the last 12 months. We read both records, because a seller who assumes the MLS shows every comparable can miss one, and a buyer’s appraiser may find it.
Quail Cove recorded 9 MLS closings in the full 48-month pull, September 24, 2022 to September 23, 2026, for $2,816,500, from $190,000 to $370,000, per the Southwest Florida MLS. With fewer than 10 sales in any window we hold, we list every sale instead of a median, because a median of nine is not a market.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; the widest window we hold)
Closed | Building | County plan (heated sq ft) | Beds and baths (MLS) | Living sq ft (MLS) | Final list | Sold | $/sq ft | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|---|
December 2023 | 1 | 1,538 | 2 bed, 2 bath | 1,636 | $315,000 | $285,000 | $174.21 | 90.48% | 25 |
April 2024 | 2 | 1,538 | 2 bed plus den, 2 bath | 1,670 | $370,000 | $370,000 | $221.56 | 100.00% | 28 |
June 2024 | 1 | 1,372 | 2 bed plus den, 2 bath | 1,604 | $410,000 | $360,000 | $224.44 | 87.80% | 183 |
December 2024 | 3 | 1,538 | 2 bed, 2 bath | 1,604 | $390,000 | $365,000 | $227.56 | 93.59% | 133 |
February 2025 | 3 | 1,538 | 2 bed, 2 bath | 1,776 | $389,000 | $365,000 | $205.52 | 93.83% | 23 |
March 2025 | 2 | 1,381 | 2 bed, 2 bath | 1,604 | $325,000 | $325,000 | $202.62 | 100.00% | 220 |
March 2025 | 1 | 1,538 | 2 bed, 2 bath | 1,538 | $299,000 | $299,000 | $194.41 | 100.00% | 2 |
January 2026 | 2 | 1,372 | 2 bed plus den, 2 bath | 1,381 | $225,000 | $190,000 | $137.58 | 84.44% | 405 |
June 2026 | 2 | 1,538 | 2 bed plus den, 2 bath | 1,766 | $269,000 | $257,500 | $145.81 | 95.72% | 68 |
Source: Southwest Florida MLS Matrix, all Quail Cove closings dated September 24, 2022 to September 23, 2026, pulled September 23, 2026; plan from the Lee County parcel roll. Bedroom descriptions are as listed in the MLS; the county roll records every Quail Cove unit as two bedrooms and two baths.
Our rule for a thin market is to widen the window until it holds 10 sales: 12 months, then 24, 36 and the widest we hold, 48. Quail Cove had 2 closings in 12 months, 6 in 24, 9 in 36 and 9 in 48; the earliest of the nine closed in December 2023, so the 36-month and 48-month windows hold the same sales. No window reaches 10, so the nine sales above are the whole MLS record, and every figure on this page names the window it comes from.
Three of the nine closed at exactly their final list prices: $370,000 in April 2024 after 28 days, $325,000 in March 2025 after 220 days and $299,000 in March 2025 after 2 days. None closed above list. The two sales since March 2025 closed at 84.44% and 95.72%.
Four of the nine sold within 28 days on market; five took 68 to 405 days. The quick sales were concentrated in the large plan: every 1,538 square foot sale closed within 133 days, while the three sales of the smaller plans took 183 to 405 days. A plan that has sold slowly before is a reason to price carefully at launch.
A median of nine sales that run from $190,000 to $370,000 across three plans and three different years would look like a market figure and describe no unit. The house rule on every thin market we write about is to list the sales, name the window and let the reader see the spread. When a buyer’s appraiser values your unit, those same few sales are what the appraisal will rest on, which is why we show them to you first.
A Quail Cove condominium’s plan matters more than its building. The 1,538 square foot plan recorded six of the nine MLS sales in 48 months, from $257,500 to $370,000; the smaller 1,381 and 1,372 square foot plans recorded three, from $190,000 to $360,000. By building, Building 2 recorded both of the last 12 months’ sales and holds both of today’s listings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, 2026)
County plan | Units | Units in every building | MLS closings, 48 months | Sold prices | 2026 just value range (county) |
|---|---|---|---|---|---|
1,538 sq ft | 12 | 101, 104, 201, 204 | 6 | $285,000 (December 2023), $370,000 (April 2024), $365,000 (December 2024), $365,000 (February 2025), $299,000 (March 2025), $257,500 (June 2026) | $202,740 to $227,037 |
1,381 sq ft | 6 | 102, 103 | 1 | $325,000 (March 2025) | $186,976 to $206,397 |
1,372 sq ft | 6 | 202, 203 | 2 | $360,000 (June 2024), $190,000 (January 2026) | $190,064 to $209,809 |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026, pulled September 23, 2026; Lee County parcel roll for plan sizes and 2026 just values, queried September 2026.
The end-numbered units are the larger plan in every building, 12 of the 24. Its six sales ran from $370,000 in April 2024 to $257,500 in June 2026, and on the county’s own square footage they ran from $167.43 to $240.57 a heated square foot, by our arithmetic. A large-plan valuation leans on the June 2026 sale, the only large-plan sale of the last 12 months, and on the one large-plan listing, asking $299,900.
The twelve smaller units have produced three MLS sales in four years: $360,000 in June 2024, $325,000 in March 2025 and $190,000 in January 2026. The county’s deeds add three more on the 1,381 square foot plan in 2022 and 2023, at $160,000, $220,000 and $307,500. A smaller-plan valuation leans on the January 2026 sale and on today’s 1,381 square foot listing at $247,500, and it has to explain why a buyer would pay more than the last closed sale of the same size.
Building | Address | Units | Finished (county) | Stories (county) | MLS closings, 48 months | Sold prices | Mean ground, ft NAVD88 |
|---|---|---|---|---|---|---|---|
1 | 16675 Forest Boulevard | 8 | 1982 | 2 | 3 | $285,000 (December 2023), $360,000 (June 2024), $299,000 (March 2025) | 6.24 |
2 | 16679 Forest Boulevard | 8 | 1982 | 2 | 4 | $370,000 (April 2024), $325,000 (March 2025), $190,000 (January 2026), $257,500 (June 2026) | 6.32 |
3 | 16683 Forest Boulevard | 8 | 1982 | 2 | 2 | $365,000 (December 2024), $365,000 (February 2025) | 6.30 |
Common elements | 16671 Forest Boulevard | n/a | n/a | n/a | n/a | 4.02-acre parcel, pool and tennis in the county legal | n/a |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026, pulled September 23, 2026; Lee County parcel roll and building footprint layer for units, build year, stories and mean ground, queried September 2026.
The three buildings share the same layout, the same 1982 build year, the same association, the same master association, the same flood panel and ground within a tenth of a foot. What differs is the building’s own roof, exterior and repair history, which is exactly what the association’s reserve schedule addresses. Building 3’s two sales at $365,000 came in the higher markets of December 2024 and February 2025, not because the building is worth more; Building 2’s recent sales are lower because they are recent. We value your unit on its plan’s record first and adjust for its building only when the documents give a buyer a reason to.
Price per square foot at Quail Cove has to be read with two square-foot figures in hand. On MLS living area, the two sales of the last 12 months ran $137.58 and $145.81 a square foot, and the nine sales of the full 48-month pull ran from $137.58 to $227.56; on the county’s heated area the same nine ran from $138.48 to $262.39.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll)
On MLS living area: $174.21 in December 2023; $221.56, $224.44 and $227.56 in 2024; $205.52, $202.62 and $194.41 in 2025; $137.58 and $145.81 in 2026. We compute each sale’s own ratio, never total dollars over total feet.
Two square-foot figures describe the same Quail Cove unit, and at Quail Cove they rarely agree. The county records 1,538, 1,381 or 1,372 heated square feet. MLS living area is entered by the listing agent, and Quail Cove listings have reported 1,381, 1,538, 1,604, 1,636, 1,670, 1,766 and 1,776 square feet. A figure 200 to 240 square feet above the county’s is consistent with an enclosed or conditioned lanai counted in a listing and not by the county, but we have not measured the units, so a seller should list the county figure beside any larger one.
Place your unit among the most recent sales of your own plan, read off the price per county square foot of the closest match in condition, and multiply by your plan’s county area. That is a starting estimate, not a valuation, and the steps above adjust it for condition, openings, the association file and time.
Across The Forest, 30 condominiums and villas closed in the same 12 months at a median $148.88 a square foot of living area, the mean of the middle pair $147.03 and $150.74, by our arithmetic on the Southwest Florida MLS. Quail Cove’s two sales, at $137.58 and $145.81, sat just below that line, and its 2024 sales sat well above it. A Quail Cove valuation has to be built from Quail Cove’s own plans rather than a community figure.
Quail Cove values have softened since 2024. The three 2024 closings ran $360,000 to $370,000 and $221.56 to $227.56 a square foot of living area; the three 2025 closings ran $299,000 to $365,000; and the two 2026 closings ran $190,000 and $257,500, at $137.58 and $145.81 a square foot.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Calendar year | Closings | Sold prices | $/sq ft (MLS living area) | Sale-to-list | Days on market |
|---|---|---|---|---|---|
2023 | 1 | $285,000 | $174.21 | 90.48% | 25 |
2024 | 3 | $370,000, $360,000, $365,000 | $221.56, $224.44, $227.56 | 100.00%, 87.80%, 93.59% | 28, 183, 133 |
2025 | 3 | $365,000, $325,000, $299,000 | $205.52, $202.62, $194.41 | 93.83%, 100.00%, 100.00% | 23, 220, 2 |
2026, to September 23 | 2 | $190,000, $257,500 | $137.58, $145.81 | 84.44%, 95.72% | 405, 68 |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026, pulled September 23, 2026, in date order within each year. No Quail Cove MLS closing fell between September 24, 2022 and December 20, 2023.
The cleanest evidence is the large plan, because it sold in every year: $370,000 in April 2024, $365,000 in December 2024 and February 2025, $299,000 in March 2025 and $257,500 in June 2026. From the first of those to the last is $112,500, about 30 percent, by our arithmetic. Five sales cannot say how much of that is market and how much is condition, but they set the level a valuation starts from today.
No Quail Cove MLS closing fell between September 24, 2022 and December 20, 2023. The county’s roll fills that gap with four deeds the MLS never carried, including one 1,381 square foot unit that sold for $160,000 in December 2022, about eleven weeks after Hurricane Ian, and again for $220,000 in March 2023. That unit is the one listed today at $247,500. Without their terms we do not use either deed as a comparable, and we do not read a storm effect into prices the record does not explain.
The $370,000 April 2024 sale and the two $365,000 sales that followed are the top of the four-year record and the sales most likely to have anchored an owner’s expectations. The highest, $370,000, sits $112,500 above the June 2026 sale and $180,000 above the January 2026 sale. They are facts of the record, not comparables for 2026.
An owner who bought before 2023 may still hold a gain, but the record since March 2025 says the 2024 level is not today’s level. The 2025 and 2026 sales, $190,000 to $365,000, are the evidence a buyer’s appraiser will use, weighted to 2026, and a valuation that anchors on 2024 invites the kind of long market time the two current listings have already recorded.
Quail Cove condominiums took 68 and 405 days on market and sold at 95.72% and 84.44% of list price in the 12 months to September 23, 2026, on 2 closings. Neither closed at its final list price, and on September 23, 2026 two units were for sale, about 12 months of supply against that pace.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Window | Closings | Days on market | Sale-to-list | Closed at or above final list |
|---|---|---|---|---|
12 months to September 23, 2026 | 2 | 68 and 405 | 84.44% and 95.72% | 0 of 2 |
12 months to September 23, 2025 | 4 | 2 to 220 | 93.59% to 100.00% | 2 of 4 |
24 months to September 23, 2026 | 6 | 2 to 405 | 84.44% to 100.00% | 2 of 6 |
48 months to September 23, 2026 | 9 | 2 to 405 | 84.44% to 100.00% | 3 of 9 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026. Sale-to-list is each sale’s price divided by its final list price. With fewer than 10 sales in every window, we show the range rather than a median.
Two of the nine Quail Cove sales closed below 90% of their final list prices, and both were the 1,372 square foot plan: 87.80% in June 2024 and 84.44% in January 2026. In a 24-unit association of repeated plans, buyers negotiate with every recent sale of the same plan in hand, and a list price that sits above the last closing without a visible reason gets negotiated down or waits. Across The Forest’s 30 condominium and villa closings of the last 12 months, the median was 94.62% of list, the mean of the middle pair 94.55% and 94.68%, by our arithmetic.
Building | County plan (heated sq ft) | Beds and baths (MLS) | Living sq ft (MLS) | Asking | Asking $/sq ft (MLS) | Days on market |
|---|---|---|---|---|---|---|
2, 16679 Forest Boulevard | 1,538 | 2 bed, 2 bath | 1,776 | $299,900 | $168.86 | 261 |
2, 16679 Forest Boulevard | 1,381 | 2 bed, 2 bath | 1,381 | $247,500 | $179.22 | 282 |
Source: Southwest Florida MLS Matrix, active listings on September 23, 2026, pulled September 23, 2026; no Quail Cove listing was pending that day. Asking price per square foot is our arithmetic on the list price and the MLS living area.
Both asks sit above the last closing and both have waited longer than every closed sale but one. The large-plan unit asks $42,400 more than the $257,500 June 2026 sale of the same plan in the same building, about 16 percent more, by our arithmetic. The smaller unit asks $57,500 more than the $190,000 January 2026 sale of a similar-sized unit, and more per square foot of MLS living area than either 2026 closing. A third Quail Cove listing will be priced against both.
Two listings against 2 closings in the last 12 months is about 12 months of supply, by our arithmetic. Against the 24-month pace, 6 sales in 24 months, the same two listings are about 8 months. By the usual rule of thumb, more than six months favors buyers, so Quail Cove leans toward buyers on either measure. On an association this small one sale moves the figure by months, which is a reason to price well, not a reason to wait.
Seven of Quail Cove’s nine MLS closings in the full 48-month pull fell between December and April, and the master association’s 2022 plan estimates about 1,000 year-round residents in The Forest and about 2,000 in peak season. A unit that is valued, documented and listed by early January meets the largest pool of buyers.
Price to where the last two sales of your plan and the two live listings say a buyer will meet you, present the unit for the season, and have both estoppels, the budget with its reserve schedule and the answer on the 2025 repaving ready before the first showing. In a market this thin, the right price at launch usually sells faster and nets more than a high price followed by a year of reductions, which is what the two current listings are recording.
Quail Cove sits at the slow end of The Forest’s condominium market. Its 2 closings of the last 12 months took 68 and 405 days and closed at 84.44% and 95.72% of list, against a community-wide median of 81 days and 94.62% of list on 30 condominium and villa closings, per the Southwest Florida MLS pulled September 23, 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Neighborhood | Closings, last 12 months | Sold prices | $/sq ft (MLS living area) | Sale-to-list | Days on market | Listings, September 23, 2026 |
|---|---|---|---|---|---|---|
Quail Cove | 2 | $190,000 and $257,500 | $137.58 and $145.81 | 84.44% and 95.72% | 68 and 405 | 2 |
Partridge Place | 2 | $145,000 and $170,000 | $120.83 and $146.43 | 90.68% and 94.44% | 12 and 157 | 2 |
Dove Hollow | 3 | $225,000 to $265,000 | $158.67 to $186.62 | 94.68% to 98.25% | 34 to 265 | 2 |
Sparrowood | 3 | $230,000 to $265,000 | $129.72 to $150.74 | 86.79% to 92.63% | 158 to 633 | 2 |
The Forest, all condominiums and villas | 30 | median $286,500 (middle pair $265,000 and $308,000) | median $148.88 | median 94.62% | median 81 | 18 |
Source: Southwest Florida MLS Matrix, closings September 24, 2025 to September 23, 2026 and active listings on September 23, 2026, pulled September 23, 2026; The Forest row covers every condominium and villa closing in the development pull. Neighborhood rows under 10 sales show ranges, not medians.
Against 18 condominium and villa listings and 30 closings a year, The Forest’s attached market carries about 7.2 months of supply, by our arithmetic, and Quail Cove carries about 12. Quail Cove’s recent prices sit above Partridge Place’s and alongside the Dove Hollow and Sparrowood ranges, but its sale-to-list and market times sit at the slow end. That is the case for pricing a Quail Cove unit to its own plan’s record rather than the community’s.
Dove Hollow is Quail Cove’s closest match in age: its association was filed the same day, February 9, 1981, and its 48 units of about 1,419 heated square feet were finished in 1981 and 1982, in one- and two-story buildings. Its 3 closings of the last 12 months ran $225,000 to $265,000, per the Southwest Florida MLS, and they compete directly with a Quail Cove unit. A Quail Cove large-plan unit gives a buyer about 120 more heated square feet than a Dove Hollow unit, and that is a line your listing should lead with.
Sparrowood, 30 units of 1,772 to 1,773 heated square feet in three-story buildings, closed 3 units in the last 12 months at $230,000 to $265,000, and it is the only building group in The Forest under the milestone and reserve study laws. Fairway Woods at The Forest, 118 units in one- and two-story buildings, closed 9 at $245,000 to $395,000. A buyer who wants more space will tour both, so a Quail Cove list price has to explain what a Quail Cove unit offers for the money: the Forest Boulevard address, the association’s own pool, new pavement and a two-story building outside the post-2022 structural laws.
A Quail Cove buyer most often compares Partridge Place, the other two-story Timberlakes condominium inside the gates. Quail Cove offers larger units, 1,372 to 1,538 heated square feet, in a 24-unit association near the US 41 entrance; Partridge Place offers The Forest’s lowest prices on 1,161 square foot units in a 56-unit association with a deeper sales record.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and recorded sales, queried September 2026; FEMA National Flood Hazard Layer, effective November 17, 2022)
Measure | Quail Cove | Partridge Place |
|---|---|---|
Homes | 24 condominium units, three buildings of eight | 56 condominium units, seven buildings of eight |
Built (county roll) | 1982 | 1981 |
State licensure and developer | July 2, 1981, Timberlakes Ltd. | July 7, 1980, Timberlakes, Ltd. |
Recorded declaration | Official Records Book 1606, Page 1563 | Official Records Book 1488, Page 372 |
Stories (county roll) | Two | Two |
Milestone inspection and reserve study laws | Do not apply | Do not apply |
Floor plans (county heated area) | Three: 1,538 sq ft (12 units), 1,381 sq ft (6) and 1,372 sq ft (6) | One: 1,161 sq ft, every unit |
Location in The Forest | Forest Boulevard, about a quarter mile by road from the US 41 entrance | Partridge Place Road, on the Island Park Road side |
Median 2026 just value (mass appraisal, not a price) | $202,740 | $119,694 |
MLS closings, 48 months | 9, $190,000 to $370,000 (listed, no median) | 28, median $157,500, including eight sales in November and December 2022 |
MLS closings, 24 months | 6, $190,000 to $365,000 (listed, no median) | 11, median $165,000, $145,000 to $195,000 |
$/sq ft of living area, 24 months | $137.58 to $227.56 | median $142.12 |
Sale-to-list, 24 months | 84.44% to 100.00% | median 94.34% |
Days on market, 24 months | 2 to 405 | median 101 |
MLS closings, last 12 months | 2: $190,000 and $257,500 | 2: $145,000 and $170,000 |
County sales never in the MLS, September 2022 to mid 2026 | 4 | 15 |
Listings on September 23, 2026 | 2, asking $247,500 and $299,900 | 2, asking $174,000 and $179,000 |
Months of supply, last 12 months’ pace | about 12 | about 12 |
Months of supply, 24 months’ pace | about 8 | about 4.4 |
Median ground, ft NAVD88 | 6.3 | 6.3 |
Flood zone and panel | Zone AE, 11 ft base flood elevation, panel 0438H | Zone AE, 11 ft base flood elevation, panel 0576H |
Common elements in the county legal | Pool and tennis | Not stated in our sources |
Club membership | Optional; The Forest is non-bundled | Optional; The Forest is non-bundled |
Association fees | Not published | Not published |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026 and active listings on September 23, 2026, pulled September 23, 2026; Lee County parcel roll (units, build years, stories, heated area, 2026 just value) and recorded sales; Florida DBPR condominium registry; ground from Lee County’s 2018 LiDAR spot elevations; FEMA National Flood Hazard Layer. Partridge Place’s 24-month and 48-month medians are observed sales (n = 11 and n = 28); every Quail Cove count is under 10 and is shown as its sales or its range.
A buyer should choose Quail Cove for a larger two-bedroom plan, a small association with its own pool, new pavement and the shortest trip to US 41 in The Forest. A buyer should choose Partridge Place when the lowest entry price in The Forest matters most and 1,161 square feet is enough space. Your Quail Cove valuation has to sit where a Partridge Place shopper can say yes to 211 to 377 more heated square feet for the difference in price.
Per square foot, the gap has nearly closed. Quail Cove’s two 2026 sales ran $137.58 and $145.81 a square foot of MLS living area; Partridge Place’s January 2026 sale ran $146.43 and its 24-month median was $142.12. In dollars the gap is still wide, because the units are larger: Quail Cove’s lowest MLS sale in four years, $190,000, was within $5,000 of Partridge Place’s highest sale of the last 24 months, $195,000, and its large-plan sale of June 2026 was $87,500 above Partridge Place’s top sale of the last 12 months.
Partridge Place trades more often, 11 closings in 24 months against Quail Cove’s 6, because it has more than twice as many units. A Partridge Place seller prices against a deeper record; a Quail Cove seller prices against one or two recent sales of the same plan, so the county’s deeds and the plan’s own history carry more weight.
Quail Cove’s units are about 18 to 32 percent larger than Partridge Place’s on the county roll, by our arithmetic, its association owns a pool and a tennis court in the county’s own legal description, its parking was rebuilt in 2025, and it is the one Forest neighborhood addressed on Forest Boulevard itself, about 0.26 miles by road from US 41. The ground under both is the same, 6.3 feet NAVD88, so the flood question does not separate them.
Online estimates miss on Quail Cove condominiums because they average nine sales across three plans and three different markets, read listing square footage that runs up to 238 feet above the county’s, cannot see which plan a unit is, and lean on a county roll that values all 24 units in a narrow band, while the price turns on plan, condition and the association’s file.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, 2026)
A model that averages Quail Cove’s record blends a $370,000 large-plan sale at the 2024 peak and a $190,000 small-plan sale in January 2026, and describes neither. With so few sales, one sale moves an automated figure by tens of thousands of dollars.
A model divides by whatever square footage its source carries. At Quail Cove, listings have entered 1,604 square feet for units the county records at 1,372, 1,381 and 1,538, and 1,766 and 1,776 for units the county records at 1,538. The same unit can look expensive or cheap per foot depending on which figure a model picked up.
Quail Cove units are numbered 101 to 104 and 201 to 204 in each building, and in a two-story building it is tempting to read the first digit as the floor. Elsewhere in The Forest the first digit of a unit number identifies the building, not the floor, so we never read a floor from a unit number anywhere in The Forest. The unit number does reliably identify the plan on the county roll; the unit’s level we confirm from the recorded documents and in person, and so should a buyer.
Lee County’s 2026 just values, a mass-appraisal figure set for taxation, put Quail Cove’s 24 units between $186,976 and $227,037, with a median of $202,740. Every 2026 just value sits below every Quail Cove MLS sale of 2024 and 2025, and near the two 2026 sales. The roll covers every unit, including the 15 that have not sold in the MLS in four years, which makes it useful for comparing units and useless for pricing one.
A model cannot see replaced windows and a wind-mitigation report, a renovated kitchen, a den that is really an enclosed lanai, the association’s budget and reserve schedule, how the 2025 repaving was paid for, or an estoppel with nothing owed. At Quail Cove those are the difference between the top and the bottom of the plan’s range.
Treat it as the number a buyer may have seen, not as your value. If it is low, your valuation should show why, with Quail Cove’s sales and your unit’s documents. If it is high, better to know before you list than after a year on the market.
A Quail Cove buyer prices in two association assessments, the Quail Cove condominium fee and The Forest’s master assessment, the reserve line and any special assessment in the budget, a Lee County tax bill that resets at sale, the San Carlos Park fire levy, private sewer and flood insurance. Neither association publishes its fee.
Data updated: September 2026 (Lee County and San Carlos Park Fire Protection and Rescue Service District records; Florida Statutes; retrieved September 2026)
Quail Cove Condominium Association, Inc. sets the condominium fee, which is not published; it appears in the association’s budget and resale estoppel certificate. The master association does not publish its assessment either; the amount appears in its annual budget and on the estoppel certificate issued with every resale. For the condominium certificate, section 718.116 caps the fee at $250 when nothing is delinquent, with up to $100 more for delivery within three business days and up to $150 more if the unit is delinquent; the master association’s certificate falls under section 720.30851.
Under section 718.112(2)(f), a condominium budget’s reserve accounts must include roof replacement, building painting and pavement resurfacing. Because Quail Cove’s buildings are under three stories, its owners may still vote, by a majority of the total voting interests, to fund less than the full reserve or none at all. That can keep assessments lower, and it can leave a roof or paving bill to a special assessment. We do not know Quail Cove’s reserve position, because the budget is not public, but a buyer will read it before anything else.
The association’s special assessments are not published; buyers find them in the estoppel certificate, the budget and the board’s minutes. The August 2025 parking rebuild is the first question a Quail Cove buyer asks: paid from the pavement reserve, or by special assessment, and is any installment still owed? A seller who has that answer in writing before listing removes a reason to discount, and an open installment is a term to negotiate openly rather than one for a buyer to discover late.
Florida’s Save Our Homes cap resets to just value on a change of ownership under section 193.155, so a buyer’s tax bill will usually be higher than a long-time homesteaded seller’s. Eight of Quail Cove’s 24 units carry a homestead exemption on the 2026 Lee County roll, and one long-held 1,538 square foot unit shows a just value of $205,665 and a taxable value of $93,602. The bill also carries the San Carlos Park Fire Protection and Rescue Service District levy of 2.3590 mills for fiscal year 2025/26 and Lee County’s solid waste assessment; there is no community development district and no county MSTBU line.
Forest Utilities, Inc., a private utility, provides sewer service, and Lee County Utilities provides water; how Quail Cove bills them, by unit or through the association, is not published, so we ask every seller for twelve months of bills. The Forest is a non-bundled community: buying a home does not require joining the club, so a Quail Cove buyer who does not join owes the club nothing, and no club value is built into a Quail Cove price.
Documentary stamp tax on the deed is 70 cents per $100 of consideration under section 201.02. By our arithmetic it is $1,330 on a $190,000 sale and $1,802.50 on $257,500, the two prices of the last 12 months. Our full cost walk-through is on our guide to selling a Quail Cove home.
Each layer is set by a different party on a different billing cycle, and neither association publishes a schedule. A single total assembled from guesses would look precise and be wrong for someone. We put each layer, its source and its estoppel route side by side instead, and fill in the real figures from your association’s documents.
Florida’s milestone inspection and structural integrity reserve study laws do not apply to Quail Cove, because milestone structural inspections and structural integrity reserve studies reach only condominium buildings of three or more stories, and Lee County records all three Quail Cove buildings at two. That is a selling point, because a Quail Cove resale carries no milestone summary or reserve study, but it puts more weight on the ordinary budget and reserves.
Data updated: September 2026 (Florida Statutes, 2026 text; Lee County parcel roll and building footprint layer, queried September 2026)
Section 553.899 requires a milestone structural inspection of condominium buildings three habitable stories or more in height. Section 718.112(2)(g) requires a structural integrity reserve study for the same class of building, and states that the requirement does not apply to buildings less than three stories in height.
The Lee County building footprint layer describes each Quail Cove building as a low-rise condominium of eight residential units, built in 1982, with a two-story maximum, and the Lee County parcel roll records two stories on every unit. Both statutes measure height as determined under the Florida Building Code, a determination that belongs to the county’s building department, so the tax roll is strong evidence rather than the official’s own finding, and it is consistent across all three buildings.
Under section 718.503(2)(a), a condominium buyer is entitled to the milestone summary if applicable and to the most recent structural integrity reserve study or a statement that none has been completed. At Quail Cove neither study is required, so the seller supplies the statement, and the buyer’s structural questions move to the budget, the reserve schedule, the roof and the repair history.
The same line that exempts Quail Cove from the studies leaves its owners free to vote to fund less than the full reserves, a choice the law has denied three-story buildings for budgets adopted on or after December 31, 2024. Fully funded reserves for roofs, paint and pavement support the top of Quail Cove’s range; waived or thin reserves, with a roof date nobody can document, move the number down, and they move it down further if a buyer finds them late.
Sparrowood’s three buildings are the only three-story residential buildings in The Forest, according to Lee County property records, which places Sparrowood alone under Florida’s milestone-inspection and structural integrity reserve study requirements. Every other condominium building in The Forest, Quail Cove’s among them, is recorded at one or two stories, which places it outside both requirements. For a buyer comparing the two, that difference belongs in your listing.
Lee County development order LDO2025-00213, project name Quail Cove Condo, describes the work as milling the existing pavement down to base rock, installing FDOT S-III asphalt at a depth of two inches and restriping to the existing layout; the county’s record reached closed and finaled status on August 15, 2025, per its development orders layer. That is a full resurfacing, not a seal coat, and pavement resurfacing is one of the three reserve items Florida law names. For a valuation it means a buyer inherits new pavement; how it was funded decides whether the buyer also inherits a bill.
The flood zone affects a Quail Cove valuation at the building level: every building sits 100 percent in FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0438H, effective November 17, 2022, over mean ground of about 6.2 to 6.3 feet NAVD88, so every financed buyer carries flood insurance and the ground is among the lower condominium ground inside the gates.
Data updated: September 2026 (FEMA National Flood Hazard Layer, effective November 17, 2022; Lee County building footprint layer and 2018 LiDAR spot elevations; U.S. Geological Survey Short-Term Network, Hurricane Ian)
FEMA’s National Flood Hazard Layer returns Zone AE, base flood elevation 11 feet NAVD88, inside the Special Flood Hazard Area, at Quail Cove, and Lee County’s building footprint layer tags each of the three buildings 100 percent in that zone. All three buildings are on one panel, 12071C0438H. The November 2022 revision raised the base flood elevation across The Forest by one foot, from 10 to 11 feet, so older documents that describe a 10-foot elevation predate the current map.
The county’s footprint layer records mean ground of 6.24 feet under Building 1, 6.32 under Building 2 and 6.30 under Building 3, and the parcel-by-parcel reading of the county’s 2018 LiDAR spot elevations layer is a median of 6.3 feet. That is about 4.7 feet below the base flood elevation by our arithmetic, the same as Partridge Place and Dove’s Nest, a little lower than Dove Hollow at 6.5 and well below Fairway Woods at 8.5 to 9.1. Ground is a starting point for insurance, not a substitute for the building’s elevation certificate.
U.S. Geological Survey crews surveyed a Hurricane Ian high-water mark about 2.9 feet above ground at a Waters Edge condominium building inside The Forest, per the agency’s Short-Term Network record for Ian. No mark was surveyed at Quail Cove, and no public record we reached says whether water entered any Quail Cove unit. Lee County’s permit file lists a cluster of 2022 mechanical permits at all three buildings. We do not treat listing descriptions of storm history as evidence, and neither should a buyer.
Under section 718.111(11), the association insures the condominium buildings under its master policy and each owner insures the interior, contents and improvements under a unit-owners policy, which must include at least $2,000 of loss assessment coverage under section 627.714. Unincorporated Lee County is a Class 5 community in FEMA’s Community Rating System, worth a 25 percent discount on eligible NFIP flood premiums. We publish no premium, because a premium quoted without the master policy and the elevation certificate is a guess.
Lee County’s evacuation zones layer places Quail Cove in County Zone A and Storm Surge Zone 1. The county applies FEMA’s substantial improvement and substantial damage rule in unincorporated Lee County, per its substantial improvement page: work or damage costing 50 percent or more of a building’s market value brings the structure under current flood rules. In a condominium the building, not the unit, is the structure, so that threshold is an association question, one more reason buyers ask for the association’s insurance and reserve file.
Give buyers the association’s master policy declarations and your unit-owners policy early, ask the association whether each building has an elevation certificate, and have a wind-mitigation report on your unit’s openings. A buyer who can price flood and wind cover on day one discounts less for uncertainty.
A Quail Cove seller owes every buyer Florida’s flood disclosure at or before contract and, because Quail Cove is a condominium, the section 718.503 resale documents: the declaration, articles, bylaws, rules, the latest annual financial statement and budget, the question-and-answer sheet, and the statement that no structural integrity reserve study has been completed. A missed delivery hands the buyer a cancellation right and a second chance to negotiate.
Data updated: September 2026 (Florida Statutes; Florida Division of Corporations and DBPR records, retrieved September 2026)
This is information, not legal advice; a closing agent or real estate attorney should confirm how the rules apply to your unit. It belongs on a valuation page because a buyer with a way out negotiates the price again.
For a condominium resale, section 718.503 requires the seller to give the buyer, at the seller’s expense, the declaration, articles of incorporation, bylaws and rules, the association’s most recent annual financial statement and budget, and its frequently asked questions and answers document. Quail Cove’s declaration is recorded at Official Records Book 1606, Page 1563, with one amendment the state approved on August 23, 1982.
Every Florida condominium resale contract must carry one of two clauses: either the buyer acknowledges receiving the documents more than 7 days before signing, or the contract is voidable by the buyer within 7 days, excluding weekends and legal holidays, after receiving them. A seller who hands the package over before the offer turns that window from a second negotiation into a formality.
Florida requires many condominium associations to post their records online, but the duty in section 718.111(12)(g) applies to an association managing a condominium with 25 or more units. Quail Cove has 24, so the statute does not require a website and we found none. The records exist and an owner can obtain them, but only by request, so we order the package on the first day of a listing rather than the week of the contract.
Every seller must complete and provide a flood disclosure at or before the time the sales contract is executed, under section 689.302. At Quail Cove the zone is the same for every unit, so the disclosure is straightforward, and a seller who adds the building’s elevation certificate turns a required form into a selling point.
Two estoppel certificates are ordered on every Quail Cove sale, one from Quail Cove’s association and one from the master association. Leasing, pet and approval rules live in the declaration and the association’s rules, which are not published online, so we read them on day one and build any approval step into the contract timeline, because an approval that runs late moves the closing date.
The items that move a Quail Cove number before listing are the association file, the answer on the 2025 repaving, the flood and wind paperwork, an honest square-footage statement, condition inside your plan’s range, approval letters for past alterations, and timing for the season. None of them changes the plan you own; each of them changes where in your plan’s range your unit sells.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Order both estoppel certificates, the budget with its reserve schedule, the insurance declarations, the declaration with its amendment, and the last year of board minutes before the first showing. Fees are not published at either layer, and at 24 units nothing is posted online, so the unit that answers the fee and reserve questions on day one competes against units that cannot.
Ask the association how the 2025 parking rebuild was paid for and whether any installment is still owed, and get the answer in writing. It is the question every Quail Cove buyer will ask, and it reads better answered in the listing file than discovered on the estoppel.
Ask the association for each building’s elevation certificate and commission a wind-mitigation report on your unit’s openings. Both feed straight into a buyer’s insurance quote, and both are documents rather than claims.
List the county’s heated area beside any larger MLS figure and say what the difference is, a den or an enclosed lanai, if you know. A buyer who finds a 238 square foot gap on the county roll after offering discounts for it; one who sees it at the first showing prices it in once.
The closed sales say plan, condition and timing together explain the spread. A renovation aimed at the top of your plan’s recent range usually pays; one aimed at the 2024 level rarely does, because the plan’s own recent sales set the ceiling a buyer’s appraiser will use.
Alterations that touch the building, windows, doors, flooring over another unit, enclosures or the exterior normally need association approval under the declaration and rules, and window and door replacements must meet the hurricane protection specifications the board adopts under section 718.113(5). Find the letters for any past work; a missing letter becomes a negotiation point.
Seven of Quail Cove’s nine MLS closings in four years fell between December and April, and the master association’s 2022 emergency plan estimates The Forest’s population at about 1,000 year-round and about 2,000 in peak season. A unit valued and documented in the fall and listed by early January meets the most buyers.
A free in-person Quail Cove valuation starts with a call to Jesse McGreevy at (239) 898-6072 or the valuation form on this page. Marc Comisar or Jesse walks the unit, confirms the plan and measures what the listing will claim, checks the condition, the openings and the approvals, reads the association file with you, and you receive a written opinion of value with Quail Cove’s sales and a recommended list price.
Every Quail Cove MLS sale and county deed since September 2022 with dates and sources, sorted by your plan; the live competition inside the gates, including Partridge Place, Dove Hollow and Sparrowood; the association layers, reserve line, repaving question and tax reset your buyer will underwrite; your building’s flood position and ground; a list of items that would move your number before listing; and a recommended price with a defensible range.
Use the valuation form on this page, request it on the McGreevy and Comisar valuation form, or call Jesse McGreevy direct at (239) 898-6072. Email [email protected]. There is no cost and no obligation to list. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
If you decide to sell, our Quail Cove seller page sets out the marketing, negotiation, costs and the estoppels. If you are buying your next home as well, read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873. If you decide to wait, the valuation tells you what to fix, which documents to gather and when to list. Few Quail Cove units come up for sale, so the next owner who sells sets the comparable for everyone else; either way, the number is yours.
McGreevy and Comisar are a top-reviewed team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. None is presented as a Quail Cove sale, and we publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review
Quail Cove owners work directly with Jesse McGreevy and Marc Comisar, not a call center. Before writing this page we tracked all 9 Quail Cove closings in the Southwest Florida MLS over four years, placed each one in its building and its county floor plan against the Lee County parcel roll, laid the county’s 13 priced deeds over the top, and read the county’s development order for the 2025 repaving and the statutes that decide what a Quail Cove buyer receives.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He writes the valuations. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks units, meets contractors and inspectors, and handles showings for owners who are out of state for the summer. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read about the partnership on our about McGreevy and Comisar page, and for the wider market see our Fort Myers real estate guide.
Every recorded condominium neighborhood inside the gates has its own guide: Dove Hollow, Dove’s Nest, Eagle’s Landing, Fairway Woods at The Forest, Partridge Court, Partridge Place, Quail Cove, Sparrowood, The Heron at The Forest and Waters Edge at The Forest. Owners in five of them have full seller, valuation and buyer pages: Fairway Woods at The Forest (sell, value, buy), Partridge Place (sell, value, buy), The Heron at The Forest (sell, value, buy), Waters Edge at The Forest (sell, value, buy) and Sparrowood (sell, value, buy). For the whole community, see selling a home in The Forest, what a home in The Forest is worth and buying a home in The Forest.
These are the questions Quail Cove owners ask about value, answered from the Southwest Florida MLS pulled September 23, 2026, Lee County’s parcel roll, recorded deeds and development orders, the association’s state filings, FEMA’s map and Florida statute, each with its window and source stated in the sections above.
The two Quail Cove sales of the 12 months to September 23, 2026 closed at $190,000, a 1,372 square foot unit, and $257,500, a 1,538 square foot unit. Your plan, condition, updates and the association file place you in or around that band.
Start from Quail Cove’s own sales of your plan, weighted to the most recent, adjust for condition, openings and the association file, check the county’s deeds and test against the live listings. Request one on this page or call Jesse McGreevy at (239) 898-6072.
Two MLS closings from September 24, 2025 to September 23, 2026: $190,000 in January 2026 and $257,500 in June 2026, for $447,500 in total.
Nine MLS closings in the full 48-month pull: $285,000 in 2023; $370,000, $360,000 and $365,000 in 2024; $365,000, $325,000 and $299,000 in 2025; and $190,000 and $257,500 in 2026.
Because no window we hold reaches 10 sales: 2 in 12 months, 6 in 24, 9 in 36 and 9 in 48. A median of so few sales, across three plans, describes no unit, so we list them.
On the Lee County roll, units 101, 104, 201 and 204 in every building are 1,538 heated square feet, units 102 and 103 are 1,381 and units 202 and 203 are 1,372. Your parcel record confirms it.
Yes, more than your building does. The 1,538 square foot plan recorded six of the nine MLS sales, from $257,500 to $370,000; the smaller plans recorded three, from $190,000 to $360,000.
The two sales of the last 12 months ran $137.58 and $145.81 a square foot of MLS living area. Over the full 48-month pull the range was $137.58 to $227.56.
Both are records of different measurements. The county’s is heated area; the MLS figure is what a listing agent entered and may include an enclosed lanai. We compute price per foot on the MLS figure and show the county figure beside it.
The two 2026 sales, $190,000 and $257,500, sit below every 2024 and 2025 sale, and the large plan has moved from $370,000 in April 2024 to $257,500 in June 2026. Two recent sales cannot measure the size of the move, but they set today’s level.
Rarely by itself. All three buildings share the same layout, build year, association, flood panel and ground; the building decides which roof and repair history your buyer reads in the reserve file.
Do not rely on it. The unit number reliably identifies the plan on the county roll, but we confirm a unit’s level from the recorded documents and in person.
Because nine sales ran from $190,000 to $370,000 across three plans, listings have entered living areas from 1,381 to 1,776 square feet, and a model cannot see your plan, condition or the association file.
No. The 2026 just values run $186,976 to $227,037, a median of $202,740, a mass-appraisal figure for tax. The last two sales were $190,000 and $257,500.
The two sales of the last 12 months took 68 and 405 days on market. Over the full 48-month pull the range was 2 to 405 days, and four of the nine sold within 28 days.
The two sales of the last 12 months closed at 84.44% and 95.72% of their final list prices. Over 48 months, three of nine closed at exactly list and none above it.
Two on September 23, 2026, both in Building 2, asking $247,500 and $299,900 after 282 and 261 days on market. Listings change weekly.
For a documented unit priced to the recent sales of its plan, yes; but two listings against two closings a year is about 12 months of supply, which favors buyers, so the price has to be right at launch.
Seven of the nine MLS closings in four years fell between December and April, and The Forest’s population roughly doubles in season, so a unit valued in the fall and listed by early January meets the most buyers.
Some do. Lee County’s roll carries 13 priced Quail Cove deeds from September 2022 to September 2026, and 4 of them, all in 2022 and 2023, never appeared as MLS closings.
No. They apply to condominium buildings three or more stories in height, and Lee County records all three Quail Cove buildings at two stories.
The section 718.503 package, including the budget and annual financial statement, and a statement that no structural integrity reserve study has been completed. The budget’s reserve lines for roofs, painting and pavement carry the weight.
Yes. Because the buildings are under three stories, the owners may vote, by a majority of the total voting interests, to fund less than the full reserves, under section 718.112(2)(f). A buyer will ask whether they did.
It gives a buyer new pavement: Lee County’s order to mill the parking to base rock and lay a new two-inch asphalt course closed on August 15, 2025. Whether it was paid from reserves or by special assessment decides whether it also raises a question.
Not by itself, but it has to be disclosed and priced. Any adopted special assessment appears on the estoppel certificate, and who pays installments after closing is a negotiated contract term.
Zone AE, base flood elevation 11 feet NAVD88, on FEMA panel 12071C0438H, effective November 17, 2022, on mean ground of about 6.2 to 6.3 feet, in Lee County Evacuation Zone A.
No surveyed high-water mark was taken at Quail Cove, and no public record we reached says whether water entered any unit. The nearest surveyed mark, at Waters Edge, was about 2.9 feet above ground.
Neither Quail Cove’s association nor the master association publishes its fee. Each amount appears in the association’s budget and on the estoppel certificate issued with every resale.
Two: one from Quail Cove Condominium Association and one from The Forest’s master association. Florida law caps what either may charge.
Because the website duty in section 718.111(12)(g) reaches associations managing 25 or more units, and Quail Cove has 24. The documents are delivered by the seller under section 718.503.
The Forest is a non-bundled community, so buying a home does not require joining the club, and no club value is built into a Quail Cove price.
Likely higher if you hold a homestead exemption, because Florida’s Save Our Homes cap resets to just value on a change of ownership. Eight of the 24 units carry a homestead exemption on the 2026 roll.
They help when they are permitted, meet the association’s hurricane protection specifications and are documented in a wind-mitigation report, because they feed a buyer’s insurance quote. All three buildings date from 1982, before the statewide code of March 1, 2002.
Only toward the top of your plan’s recent range. A renovation aimed at the 2024 prices rarely returns its cost, because the plan’s 2026 sales set the level an appraiser will use.
Partridge Place sold 11 units in 24 months at a median of $165,000 and $142.12 a foot on 1,161 square foot units; Quail Cove sold 6 from $190,000 to $365,000 on units of 1,372 to 1,538 square feet. The decision table above sets them side by side.
Dove Hollow’s 3 closings of the last 12 months ran $225,000 to $265,000 on units of about 1,419 heated square feet, and they compete directly with Quail Cove’s $190,000 and $257,500.
A valuation for pricing strategy; an appraisal only if you need a formal opinion for an estate, a divorce or a lender. Your buyer’s lender will order its own appraisal either way.
Read the declaration first: leasing terms are not published online, and a rental amendment binds only owners who consent and owners who take title afterward, under section 718.110(13). Florida’s transient rental taxes apply to rentals of six months or less.
The one who can show you every Quail Cove sale, from both the MLS and the county, sorted by plan with sources, and who reads the association file before setting a price. Compare teams on the public record before you choose.
Get a written valuation from your plan’s own sales, order both estoppels and the association documents, and get the repaving answer in writing. Call Jesse McGreevy at (239) 898-6072.
Buyers comparing Quail Cove with other condominiums inside The Forest’s gates ask these three questions most often, and the answers come from the same MLS pull, county roll and FEMA map used for the seller answers above. For a full buyer plan, call Marc Comisar at (239) 287-5873.
No. The Forest is a non-bundled community, per the club’s membership page and the master association’s resident portal; membership is a separate choice.
The budget with its reserve schedule, how the 2025 repaving was paid for, the board minutes, the master policy declarations and the county’s heated area for the unit. Read how we represent buyers in Southwest Florida and our Quail Cove buyer guide.
Pull the panel from FEMA’s Map Service Center, ask the association for the building’s elevation certificate, and ask the seller for the flood disclosure under section 689.302.
Every Quail Cove figure on this page traces to a primary source below, listed as of September 2026: the Southwest Florida MLS pulled September 23, 2026, Lee County’s parcel roll, recorded deeds, development orders, permits and map services, the association’s filings with the Florida Division of Corporations and the state condominium registry, Florida Statutes, FEMA and the U.S. Geological Survey. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Quail Cove owner always opens the official, current copy. We host nothing ourselves. The declaration, recorded at Official Records Book 1606, Page 1563, and its 1982 amendment are held by the Lee County Clerk’s official records; the budget, reserve schedule, insurance summary and minutes are provided to a buyer at resale, not posted publicly.
Document | What it proves for a Quail Cove valuation | Official authority |
|---|---|---|
Quail Cove Condominium Association 2026 annual report | The association’s current corporate filing | |
Quail Cove Condominium Association 2025 annual report | The association’s prior-year corporate filing | |
Lee County development order LDO2025-00213 | The 2025 parking rebuild, closed and finaled August 15, 2025 | |
Florida Statutes 718.112, budgets and reserves | The three required reserve items and the reserve-waiver vote | |
Florida Statutes 718.503, disclosure prior to sale | What a Quail Cove buyer must receive, and the 7-day window | |
Florida Statutes 553.899, milestone inspections | Why a two-story Quail Cove building needs no milestone inspection | |
FEMA flood panel 12071C0438H (2022) | Zone AE and the 11-foot base flood elevation for all three buildings | |
FEMA Community Rating System eligible communities (April 2025) | Unincorporated Lee County’s Class 5 flood-premium discount | |
Lee County Evacuation Zone A map | The county evacuation zone that covers Quail Cove | |
San Carlos Park Fire District FY2025/26 final budget | The 2.3590-mill fire levy on a Quail Cove tax bill | |
The Forest Property Owners’ Association Emergency Preparedness Plan (2022) | Gate staffing, re-entry rules, Quail Cove’s board seat and the population estimate | |
Florida Building Commission, code effective dates | Why every Quail Cove building predates the statewide code |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, on the same US 41 that Quail Cove’s entrance road meets, and Quail Cove sits inside the south Fort Myers golf market they work every week. A valuation costs nothing, commits you to nothing, and gives you the one number that decides a Quail Cove sale.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Request your valuation with the form on this page, return to the valuation form section, or call Jesse direct. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a page at McGreevy and Comisar on Facebook.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate across 4,000+ transactions. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing on this page is legal, tax or insurance advice, and a valuation is an opinion of value, not an appraisal.
Market data from Southwest Florida MLS, pulled September 23, 2026 (Southwest Florida MLS Matrix), and from Lee County parcel, recorded-deed and development-order files queried September 2026. Brokered by Domain Realty.